Caddens vs Willow Vale

Houses cost about the same in both suburbs: the median house price is $1.4M in Caddens and $1.4M in Willow Vale.

For units, Caddens sits at a median of $635K against $685K in Willow Vale, which makes Caddens the more affordable unit market and Willow Vale the pricier one.

On cash flow, Caddens leads: houses there return a gross rental yield of 3.70%, compared with 2.81% in Willow Vale, a gap of 0.89 percentage points.

Over the past year house prices moved +8.0% in Caddens and +5.5% in Willow Vale, so recent momentum favours Caddens, although both suburbs recorded growth.

Looking back three years, Caddens houses are +14.5% and Willow Vale houses +14.0%, so Caddens has compounded faster than Willow Vale over the longer window.

Rental vacancy is 0.9% in Caddens and 4.6% in Willow Vale, so landlords in Caddens face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Caddens is the bigger suburb, with a population of 3,487 against 826, roughly 4.2 times the size of Willow Vale; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Caddens for rental income, Caddens for recent price momentum, Caddens for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.